Wood Street · Waltham Forest · Walthamstow constituency · 51.57988, -0.00854

E17 9JN— Wood Street, Waltham Forest

Location and area intelligence for E17 9JN, Wood Street, Waltham Forest

The overachiever's postcode

 

Schools 75%Safety 75/100Transport 37/100Low yield 1.91%

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
67
Safety
75
Schools
90
Transport
37
Environment
68
Investment
34

The bottom line

E17 9JN offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £910,500 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

E17 9JN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+75.1% vs London avg
vs London income+7.6% vs London avg
vs London crime-6.0% vs London avg

Deep-dive guides for E17 9JN

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“The overachiever's postcode”

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How E17 9JN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Henry Maynard Primary School

Good · Inspected Sept 2023 · 4 min walk

KS2: 104.5

—

Secondary

Walthamstow School for Girls

Not yet inspected · 9 min walk

P8: +0.46A8: 56.3

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 8 min walk

4 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

61.1 incidents per 1,000 residents

Better than 53% of London
↑ Rising 320.0%

-10% vs borough

Crime by type

Other25%
Violence & sexual offences20%
Anti-social behaviour18%
Vehicle crime13%
Drug offences9%
Burglary6%
Theft5%
Robbery5%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leyton Fire Station · 2.0km

Crime is 6% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£910,500

Median sale price

Top 25% — 75% above London median

£910,500 is 75% above the London median (£520,000)

+116.8%

This year

Terraced

Dominant type

Price history

5-year change
+59.7%
Sales (24 months)5
New build0.0%
Avg terraced£937,750
Avg flat£420,000
Price per m²£11,297/m²
Price per ft²£1,049/ft²
Avg floor area85.1 m²

EPC breakdown

C
11%
D
25%
E
9%
F
1%

Based on 46 properties · Confidence: high

Street mix

Terraced 84%Flat 14%Other 2%

LHA rates — Outer North East London

Shared room£550/mo
1 bedroom£1000/mo
2 bedrooms£1250/mo
3 bedrooms£1500/mo
4 bedrooms£1800/mo

Stamp duty

Standard buyer£33,025
First-time buyerFTB
£33,025
Additional propertyBTL/2nd
£60,340

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

20.1×

Price-to-income

£4,555/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£212,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,714
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+9.4%

Total change

+1387%

Market Activity

Price Velocity & Acceleration

Current Velocity

+29.1%

per year

Acceleration

+53.63

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 111 sales

Property Type Mix

Total: 111 sales

Terraced85.6%
Flat/maisonette14.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£61k£132k+115.5%4
Post-dot-com plateau2001–2004£145k£231k+59%5
Pre-crash peak2005–2007£228k£300k+31.6%4.7
GFC & correction2009–2012£232k£290k+25%2.8
Help-to-Buy recovery2013–2016£540k£690k+27.8%3.2
Brexit uncertainty2017–2019£670k£744k+11%3
Pandemic surge2020–2021£703k£570k-18.9%3.5
Rate-rise correction2022–2023£813k£934k+14.8%4
Current market2024–2025£705k£911k+29.1%2.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.3% alpha

Weakest performer

Terraced

+1% alpha

Flat/maisonette+2.3% α
Local
9.1%
District
6.8%
Terraced+1% α
Local
9.4%
District
8.4%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Walthamstow Central Underground StationVictoria line
10.1 min walk
Wood Street→ Liverpool Street· 4 tph
21 min

Nearby stations

Walthamstow Central Rail StationWeaver
11 min walk
Walthamstow Central Underground StationVictoria
11 min walk
Wood Street Rail StationWeaver
11 min walk
Wood StreetNational Rail
11 min walk
Walthamstow Queens Road Rail StationSuffragette
13 min walk
No bus stops within 400m

38

Walkability score

77

Footpaths (500m)

0

Santander docks (800m)

2.2 km

Nearest cycle dock

Central London commute times

London Bridge51 min ↑
Victoria52 min ↑
Waterloo57 min ↑
Canary Wharf54 min ↑
City ★44 min

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

13

Car parks (800m)

9

EV chargers (800m)

Total spaces (800m)10
Nearest car park149m
Santander docks (800m)0
Nearest cycle dock2.2 km

Nearby car parks

🅿️
Stanley Road Car Park· yes
650m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G84%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.9 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
Less green space than 81% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.0 km

Energy

Solar: 848 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,510 hrs/yr

Sunshine

615 mm/yr

Rainfall

22.4°C

Summer avg

2.8°C

Winter avg

Solar yield847.8 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CGL WALTHAM FOREST

1 BEULAH ROAD, E17 9LG

3 min walk

17

GPs within 1km

4

Dentists within 1km

5

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 780 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

85

Parks (1km)

36

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketMetro Food Centre · 1.2 km
2 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
958 licensed premises in borough345 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

1

Cinemas (2km)

461m

Post office

Nearby shops

Capital Fruit Market589 m
Express Supermarket677 m
European Market717 m
Station Food and Wine731 m

Nearby cafes

Hucks290 m
Muzza350 m
Coffee Inn391 m
Urban Bites397 m

Nearby restaurants

Ohba Leaf83 m
New Oriental155 m
Nan Thai225 m
Ocean Fish Bar225 m

Nearby pubs

The Castle203 m
The Raglan368 m
The Village Public House382 m
Pillars Brewery429 m

Nearby gyms

Leyton Gym674 m
Leyton Leisure Centre724 m
Walthamstow Cricket Tennis and Squash Club869 m
Raw Gym873 m

Nearby pharmacies

Well Pharmacy896 m

Nearby health

Comely Bank Health Clinic331 m
Addison Road Medical Practice344 m
The Bailey Practice449 m
Key 2 Smile561 m
Food hygiene (5-star)41% of 145

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Registered businesses

BRAD BISHOP LTD
CINEMATIC TECHNOLOGIES LTD
CROMWELL ROAD FREEHOLD LIMITED
E & WORKS LTD
F&F LTD

+5 more

Investment

Investment grade, yield and market outlook

34

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (1.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
1.9% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score45/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

67.2

Price growth score

B
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,262m
Crossrail 2 route3,641m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,445 nationally

1,719

Est. population

17,360/km²

71%

Employed

62%

Degree educated

£45,200

Median income

3.3%

Claimant rate

Inner cityVery high densityYoung professionals

51

Community stability

Age profile

23%
20%
30%
17%
Under 1823%
18–3420%
35–4930%
50–6417%
65+10%

Tenure

23%
42%
21%
Own outright23%
Own (mortgage)42%
Private rent21%
Social rent12%
Shared ownership2%
Rent free0%

Ethnicity

54%
14%
13%
White British54%
White Other14%
Asian13%
Black8%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine12%
No car household38%
Unemployed3%
No qualifications12%

Housing tenure (Census 2021)

Private rent21%
Social rent12%

vs. London

Income vs London+7.6%
Price vs London+75.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
17
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
17
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
9
Largest scheme
117 homes · Phase 4, Beaumont Road Estate, Phase 4, Beaumont Road Estate, Beaumont Road, Leyton, E10
Pipeline pressure
NONE

Named schemes (500m)

736, 736, Lea Bridge Road, Land adjacent to 2 Knotts Green Road, Leyton, E1035 homes
completed
LIVINGSTONE COLLEGE TOWERS, LIVINGSTONE COLLEGE TOWERS, ESSEX ROAD, E1033 homes
completed
ST. MARYS CHURCH, ST. MARYS CHURCH, ORFORD ROAD, E1731 homes
completed
685-697, 685-697, Lea Bridge Road, Leyton, E1020 homes
completed
JANE SABINA COLLARD'S ALM HOUSES, 1-25, JANE SABINA COLLARD'S ALM HOUSES, 1-25, MAYNARD ROAD, E1719 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
43.0%
Ward turnout
35%
Election year
2022
MP
Ms Stella Creasy (Labour (Co-op))
MP majority
17,996
Constituency
Walthamstow

Councillors

Vicky Ashworth te VeldeLabour and Co-operative Party
Richard Charles SwedenLabour and Co-operative Party

Stamp Duty & Affordability Calculator

Stamp duty on median price (£910,500)

£33,025

Standard buyer

£33,025

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E17 9JN

Full postcodeE17 9JN
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardWood Street
Latitude51.579885
Longitude-0.008545
Parliamentary constituencyWalthamstow
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey